HomeMy WebLinkAboutPlanning 2014-03-27 Item 4 - Tukwila Village Phase II - Attachment D: Parking Notice of DecisionCity of Tukwila
ATTACHMENT D
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
October 9, 2013
Notice of Decision
Parking Standard for a Use not specified; 10% Complimentary Parking Approval;
Shared Parking
To: Bryan Park, Applicant
King County Assessor, Accounting Division
Agencies with Jurisdiction
All Parties of Record
This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures
Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval.
I. PROJECT INFORMATION
Project File Number: L13 -031
Applicant: Bryan Park
Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit)
Project Description: Tukwila Village — Phases 1 -3
Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the
S. 144 Street and TIB intersection
Associated Files:
L13 -017 — Design Review — King County Library
L13 -020 — Parking Standard Determination — King County Library
L13-021 — Boundary Line Adjustment/Lot Consolidation
L13 -030 — Design Review — Tukwila Village Site Plan — Phases 1 -3 and Elevations Phase 1
Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban
Designation/Zoning Renewal Overlay
District:
II. DECISION
SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does
not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS.)
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Decision on Substantive Permit:
Based on the staff report dated October 9, 2013, the Community Development Director has made the following
determinations:
1. Approved a parking standard for the live /work units of one space per unit;
2. Approved a 10% complementary use allowance;
3. Approved shared parking across proposed parcels A, B, C, D and E with the following conditions:
a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13 -021) to
include reciprocal parking access and maintenance easements across all lots.
b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila
Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila
Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation
Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall
include providing information and incentives for alternatives modes of transportation such as transit,
carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The
Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library
Parking Standard Land Use File No. L13 -021.)
c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and
submitted for review and approval as part of the design review application for Phase 3.
d) Any temporary parking approved as part of the phasing plan shall be required to obtain all
applicable permits; comply with surface and storm water management requirement; and address
maintenance and performance measures.
III. YOUR APPEAL RIGHTS
The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila
Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending.
One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's
decision on this application is timely and properly filed to the City Council, the Director's decision on this permit shall
be final.
A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County
Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.)
IV. PROCEDURES AND TIME FOR APPEALING
Deadline for appeal In order to appeal the Community Development Director's decision on this application, a
written Notice of Appeal must be filed with the Department of Community Development within 14 calendar days
from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on.
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Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila
Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of
Community Development and must include:
1. The name of the appealing party.
2. The address and phone number of the appealing party; and if the appealing party is a corporation, association
or other group, the address and phone number of a contact person authorized to receive notices on the
appealing party's behalf.
3. A statement identifying:
a) the decision being appealed
b) the specific errors of fact or errors in application of the law in the decision being appealed;
c) the harm suffered or anticipated by the appellant, and
d) the relief sought.
4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing
examiner costs will be passed through to the appellant.
V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing
Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing
Examiner decision on the appeal is the City's final decision.
Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to
the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code
of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of
the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this
Decision will be final.
The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit
applications for the development of the subject property.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the decision are available for
inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila,
Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Can
Bradshaw, who may be contacted at 206 -431 -3651 for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact
the King County Assessor's Office for further information regarding property tax valuation changes.
Departme of Community Development
City of T wila
WALong Range Projects \Tukwila Village \PL13- 023\parking\Parking Determination NOD.doc
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Staff Report to the Director of Community Development
October 9, 2013
File Number: L13 -031
Request:
1. Parking Standard Determination for a Live/Work housing unit;
2. 10% Complimentary Use Allowance; and
3. Shared Use for parking of five proposed lots on four parcels.
Location: The NE and SE corners of the intersection of Tukwila International
Boulevard and S. 144 Street;
Associated
Approval: E12 -011 Tukwila Village SEPA Decision; L13 -017 Library
Design Review; L13 -030 Tukwila Village Design Review; L13-
020 Tukwila Library Parking Standard
Applicant: Bryan Park
Owner : City of Tukwila
Notification: Notice of Application for this Type 2 permit was mailed to
surrounding properties and posted on the site on June 26, 2013.
An informational meeting was held on July 10, 2013. No
comments were made regarding the parking.
Comprehensive
Plan Designation: Neighborhood Commercial Center and High Density Residential
Zoning District:
SEPA Decision:
Decision:
Staff:
Attachments:
Neighborhood Commercial Center and High Density Residential —
Urban Renewal Overlay
A Determination of NonSignificance was issued on August 7, 2013
for all three phases of the Tukwila Village Development
Approve with condition
Moira Carr Bradshaw
A. Tukwila Village Development Phasing Plan
B. Tukwila Village Site Plan with Parking Summary by Phase
C. Applicant's Parking Summary Table
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D. Traffic Impact Analysis Parametrix (November 2012)
E. Tukwila Village Development Schedule (October 2013)
F. Response to Parking Questions
G. Staff's Parking Phasing Summary Table
H. Temporary Parking on proposed Lot B
Findings
I. Relevant Information
The following information was considered as part of the review of this application:
1. King County Library Design Review Application (File No. L13 -017)
2. Off - Street Parking and Loading Regulations, Tukwila Zoning Code, (TMC 18.56)
3. Minimum Number of Off - Street Parking Spaces, Tukwila Zoning Code, Figure 18 -7
4. Tukwila Comprehensive Land Use Policy Plan
5. Tukwila Village Development Proposal Project Description May 28, 2013
6. Tukwila Village SEPA Checklist (Park, May 28,2013)
7. Disposition and Development Agreement by and between the City of Tukwila and Tukwila
Village Development Associates, LLC; dated 10/30/2012 (City of Tukwila Contract 12 -129)
8. Development Agreement for the Tukwila Village Development Project; approved
10/22/2012 (City of Tukwila Contract 12 -176)
NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed
and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter
Boulevard, Tukwila, Washington, 98188; Phone: 206 - 431 -3670.
Existing Development
The subject site on the north side of S. 144 Street is vacant of any buildings. 40 Ave. S. a short
local access street runs north south through the site and ends in a cul -de -sac that provides access
to parking for an apartment building that fronts on 42 Ave. S.
The subject site on the south side of the S. 144 Street contains a vacant commercial building, a
separate small building that is used as a barber shop, a utility storage yard, a basketball court and
accessory parking for the King County Housing Authority.
Surrounding Land Use
Within the north block, in the southeast corner is the existing 5,200 square foot Foster Library.
The current proposal does not include any redevelopment of the existing library building. In the
immediate vicinity are a number of public uses such as the high and middle schools, public pool,
and a neighborhood park; a church and mosque; neighborhood retail such as drug stores, grocery
store, laundromats, and dry cleaners; and a variety of food establishments. There are numerous
residential uses in the area from motels, apartments to single family homes.
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Proiect Description
Tukwila Village is a 6.4 acre project that will straddle a two lane collector arterial and will be
developed in three phases. The City of Tukwila, the property owner, entered into a Disposition
and Development Agreement (DDA) giving Tukwila Village Development Associates the right
to develop the property according to an approved conceptual plan. The City also approved a
Development Agreement that waived certain Code requirements. Shared parking was approved
as part of those Agreements. The concept of shared parking is that separate parcels of land (and
therefore potential ownership) and the uses and buildings on those parcels, may share parking
stalls. Shared parking allows for parking on one parcel to be used by the businesses located on a
separate parcel or to allow for demand for the stalls to vary during the time of day or the seasons
of the year.
Within the DDA, under section 2.4
"D. Additional Approvals - The City shall have the right to require and approve
easements for utilities vehicular access pedestrian access shared parking and
shared maintenance for each Development Phase to ensure that the entire
Development functions as an Integrated whole even if the Development Parcels
and/or Development Phases come under Separate ownership and management. "
Approval for shared parking is therefore not required by this decision.
Attachment A shows the three phases of development. The entire project contains:
• Four residential and commercial buildings with a total of 403 housing units (80 market
rate apartments, 4 live /work apartments, 319 senior units;) 30,000 square feet of
commercial/office space; and a 2,000 square foot community policing station.
• A new 10,000 square foot King County Library System neighborhood library.
• A new 4,200 square foot community building and cafe adjacent to a half acre outdoor
plaza.
• A total of 450 on -site structured and surface parking stalls.
The site plan (Attachment B) shows parking location and totals per Phase as well as the overall
site layout for buildings, driveways, and sidewalks.
Phase 1 contains:
Building A, which is a seven story structure, includes:
• two levels of structured parking of 85 parking stalls on two separate levels and with
restricted access,
• approximately 8,200 gross rentable square feet of commercial/retail space and four live -
work studio loft dwelling units on street level; and
• five levels of 80 residential dwelling units containing a mix of studio, one - bedroom and
two - bedroom apartments, and
• 53 surface parking stalls and one loading stall for the library's use.
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Building C, which is an approximate 4,210 square foot, one story community building
adjacent to a 32,000 square foot community plaza, consists of a wide variety of landscaped
and hardscaped areas. The community building includes:
• a large flex assembly space containing approximately 1,711 gross square feet,
• a catering kitchen containing approximately 368 gross square feet of space,
• storage space, reception space, men's & women's public restroom space,
• a cafe / coffee shop containing approximately 1,268 gross square feet of retail space,
including a seating area, kitchen area, refrigeration area and office area; and
• an indoor /outdoor fireplace and outdoor seating area and 11 surface parking stalls.
Tukwila Library is a new one story 10,000 gross square foot neighborhood branch of the
King County Library System.
The total number of parking stalls provided for Phase 1 on the surface and under Building
"A" is 149 stalls.
Phase 2 contains:
Building D, which is approximately 134,960 square feet, includes:
• One level of below grade structured parking containing 49 garage parking stalls
• One level of approximately 13,000 square feet of rentable commercial office space;
• Five levels of residential dwelling units for seniors (70 total units) containing a mix of
one - bedroom and two - bedroom apartments; and
• approximately 19 surface parking stalls for commercial office use.
Building E, which is approximately 134,960 square feet, includes:
• 103 structured parking stalls
• approximately 1,150 gross rentable square feet of commercial/retail space, and
approximately 2,000 gross rentable square feet of police resource center space,
• four levels of residential dwelling units for seniors (125 total units) containing a mix of
one - bedroom and two - bedroom apartments, semi- private outdoor landscaped courtyard;
and
• approximately 11 surface parking stalls for commercial/retail use.
The total parking provided for Phase 2 on Parcel D and E is 182 stalls.
Phase 3, located north of S. 144 Street and adjacent and on the eastern edge of Phase 1
Building B includes:
• one level of structured parking containing 86 parking stalls for residential use only and
1,800 square feet of rentable commercial/retail space,
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• four levels of residential dwelling units for seniors (125 total units) containing a mix of
one - bedroom and two - bedroom apartments, and
• approximately 34 surface parking stalls for commercial/retail and flex use.
Phase 3 parking calculation
The total parking provided for Phase 3 on Parcel B is 120 stalls.
II. Summary of Proposed Action
1. Parking Standard for a Use not Specified
The required number of parking stalls for a Live/Work residential unit is not specified under the
City's parking regulations. Under the "Uses Not Specified" section of the Off - Street
Parking Chapter, (TMC 18.56.100) the Director shall determine the required number of
parking stalls for uses that are not specified in the City's parking regulations. A Parking
Standard Determination must be made following a Type 2 process as described in the
Permit Application Types and Procedures Chapter (TMC 18.104.) The Director's
Determination shall be based upon the requirements for the most comparable uses
specified in the Off - Street Parking Chapter.
The applicant has submitted a table showing the parking requirements by use, including the
requested 1 stall per Live/Work unit. (Attachment C)
2. Complimentary Use
The following definition of a complementary use is from the Tukwila Zoning Code:
"A complementary use is a portion of the development that functions differently than the primary
use but is designed to serve or enhance the primary land use without creating additional
parking needs for the primary traffic generator. Up to 10% of the usable floor area of a
building or facility may be occupied by a complementary use without providing parking
spaces in addition to the number of spaces for the principal use. Examples of
complementary uses include pharmacies in hospitals or medical offices, food courts or
restaurants in a shopping center or retail establishments." (TMC 18.56.070 (D)
Cooperative Parking Facility)
For Tukwila Village the residential units are considered the primary use. The applicant is
requesting that the City approve 10 % of the usable floor area from the non - residential
uses be considered complementary uses and therefore not subject to the parking supply
requirement.
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3. Shared Use
The concept of complementary use is that a parking space can serve two or more individual land
uses without conflict or encroachment and is possible because of two conditions:
• Variation in the accumulation of vehicles by hour, by day or by season at the individual
land use; and
• Relationships among the land uses that result in visiting multiple land uses on the same
auto trip.
The concept of shared parking has similarities with complimentary parking but also is used to
describe two or more parcels:
• with no physical separation but connected with sidewalks allowing free pedestrian
movement between buildings; and
• collectively satisfy the parking requirement but individually one or more of the parcels
are not able to meet the Code requirements.
Applications for shared, covenant or complementary parking are allowed and must be processed
as Type 2 decisions per the Cooperative Parking Facility Section of the Zoning Code.
(TMC 18.56.070(E.) There are no specific decision criteria for complimentary and
shared parking.
III. Decision Authority
The purpose of the Off - street Parking and Loading regulations chapter is to provide for adequate,
convenient, and safe off -street parking areas for the different land uses described in the City's
Zoning Code. (TMC 18.56.010 Purpose)
At the time any building or structure is erected, enlarged or at the time there is a change in its
principal use, off -street parking and loading spaces must be provided as an accessory use in all
zones in accordance with the requirements of the Off -Street Parking Chapter. (TMC 18.56.020
Chapter Application) The Chapter includes a table that lists the required number of parking
spaces for automobiles and bicycles. The Minimum Number of Off -street Parking Spaces Table
is shown on Figure 18 -7 of the TMC. The table provides specific parking requirements for a
number of common land uses. For example, fast food restaurants are required to have one
parking stall for every 50 square feet of usable floor area and retail requires 2.5 stalls for every
1,000 square feet of usable floor area.
The minimum number of parking stalls must be maintained over the life of the use. Any
additional uses, either secondary or accessory in nature, must have parking available that does
not impact the minimum parking of the original or primary use. (TMC 18.56.050 Required
Number of Parking Spaces)
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1. Parking for a Use Not Specified
The Director's Determination shall be based upon the requirements for the most comparable uses
specified in the Off - Street Parking Chapter.
Comparable Uses
The most comparable use for a Live Work unit is a mixed use residential unit, which has a
parking requirement of one stall for every dwelling unit.
The applicant surveyed the adjacent Cities of Renton and Seattle and found that their respective
standard is one stall or less.
The applicant submitted a Traffic Impact Analysis (Parametrix, November 2012) that references
the Institute of Traffic Engineers (ITE) Parking Generation Manual, 4th Edition. The Analysis
shows less than one stall per unit for the peak parking period for the residential use.
2. Complimentary Use
The Director may use his/her discretion in deciding whether to grant a 10% allowance for
complementary uses. This project clearly will have a dominant use, which is residential with a
total of 403 residential units. The remaining floor area will be generally 15,000 gross square
feet of commercial space, a 10,000 square foot library, and 15,000 square feet of office space.
This area of the City is encouraged to develop with a mix of uses. The types of uses are such
that there is an expectation that site users will use more than one "business" while on the site.
For example, on office worker will get lunch at a restaurant, a resident will visit the library, a
customer will go to more than one store.
3. Shared Parking
The Director may use his/her discretion in deciding whether to grant approval for shared use of
parking. The proposal for the project is for the proposed six lots (A, B, C, D, E and the Library
Parcel) to share the parking available throughout the five lots (A, B, C, D and E.) No criteria
exist for the decision maker other than an assumption that the ability to share remains and works
for the life of the project. Assurance can be given via reciprocal easements over the five lots for
the users of the six lots. The City of Tukwila owns the property that will be sold to Tukwila
Village Associates, LLC and to the KCLS.
The Project has been envisioned as a mixed use project that functions as a whole. There are
many references both within the DDA and the Development Agreement to sharing driveways,
parking and other amenities and accessory uses in order to obtain a high - quality, pedestrian
oriented development.
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Comprehensive Plan Policy
A related policy from the Comprehensive Plan:
1.8.8 Encourage facilities and improvements that support transit use in new development,
redevelopment, and street projects.
The Tukwila City Council made the following findings during their deliberations on the Tukwila
Village Development proposal. Within the Development Agreement is the following:
1. "Goal 8.2.22 of the City s Comprehensive Plan provides for the establishment of an
overlay district in the designated urban renewal area generally between South 140th
Street, 42nd Avenue South, South 146th Street, and 37th Avenue South that may allow
increased building heights, reduced residential parking requirements, and other
alternative development standards subject to specific criteria, in order to encourage well
designed compact transit oriented and pedestrian friendly redevelopment to activate the
community along Tukwila International Boulevard."
2. "The adoption of supplemental development standards and criteria providing for taller
building heights and reduced parking requirements was intended to make urban densities
and amenities more likely while the impact upon residential areas resulting therefrom
would be lessened by requiring development along Tukwila International Boulevard,
more significant structured parking and pedestrian friendly amenities;"
Engineering Analysis
Within the Traffic Impact Analysis prepared by Parametrix (May 2013,) (Attachment D) is a
description (pages 14 -16) on peak parking demand. The author cites the Institute of Traffic
Engineers (ITC) Parking Generation Manual. The analysis does not consider the phasing of the
uses but instead considers the uses in total. The peak parking demand analysis (Table 9) is not
absolutely relevant because the parking supply is not completely shared. All the parking for the
residential units is within the garage spaces, which are not accessible to the commercial use
customers; however, excess stalls are available for employees in some of the secured garage areas.
This employee parking, when not in use by the employees during the evening and on weekends,
will be available for "overflow" parking demand.
Among the other uses — retail space, library, office and community policing — the estimated peak
parking period would be noon during a weekday. The authors did not consider weekend parking
demand.
The higher amount of office space relative to the commercial space, which has a peak parking
demand during the week mid- morning, relative to the commercial, which has a peak during mid-
day, provides a greater opportunity for sharing to occur because of the difference in the peak
demand periods.
Of note, the Parametrix report states that although they did not analyze internal capture rates
between the uses that they typically estimate a 10% internal capture rate. That means that 10% of
the parkers on site typically will use more than one use without using their car for another trip.
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Phasing Plan and Parking Supply
Because this is a large project that will be built over two — three years, (Attachment E) staff
considered the implications of parking demand and supply during the phasing period. Attachment
F shows that parking supply requirements, per the Zoning Code, are not evenly distributed between
the five lots — hence the need for a shared parking decision. The applicant respond with the
following solutions. (Attachment G)
Phase 1 has the largest deficit of spaces. The Phase 1 - 73 stall deficit - becomes reduced by a 30
stall surplus produced by Phase 2 completion on the south side of S. 144 Street. Phase 3
completion brings the project into compliance and creates a 2 stall surplus. To mitigate the
temporary Code shortage, the applicant discusses the construction of 18 on -street parking stalls in S.
144in Street, which is to be completed as part of Phase 1; their proposal to have temporary parking
on proposed Lot B that would be available upon Phase 1 completion (Attachment H;) and the seven
month absorption period for Phase 1 residential units and 17 month absorption for all the
commercial space in Building A. The currently proposed completion of Phase 2 is within five
months of the completion of Phase 1 and Phase 3 is within 12 months.
It is not until all three phases are built that the project will meet the requirements of the Parking
Code. In the end, at full build -out, the project meets the Code requirements for parking supply. Per
the DDA, the City as property owner, must approve a phasing plan for development and can
consider any parking issues related in the long term to a phase plan of development. (See Section
2.4 of the DDA Phasing; Development Parcels)
Parking Supply Alternatives
Transportation options
Two Metro Bus Routes provide immediate access to the site. Route 128 stops on S. 144 Street
and travels approximately every 15 minutes between West Seattle and Southcenter and serves
the Light Rail station. Route 124 stops on Tukwila International Blvd (TIB) and travels
approximately every 15 minutes during peak periods between the Light Rail station at
Southcenter Boulevard and downtown Seattle.
The intention of the requirement for a Transportation Demand Management Plan (discussed
below) is to assist site residents and users in taking these transportation alternatives.
Transportation Demand Management
The project is within the Urban Renewal Overlay District and the developer has chosen to utilize the
standards of the overlay zone. Those standards come with a requirement to submit a Transportation
Management Plan, with is a transportation demand management tool.
The Code says, "The property owner /manager shall prepare a Transportation Management Plan
(TMP) to encourage alternatives to automobile use, and that provides each residential and
commercial tenant with materials that may range from offering information about transit and
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bicycle options to providing transit tickets and passes." (TMC 18.43.070 Specific Urban Renewal
Overlay Development Standards and Criteria)
The City routinely administers TMPs through its Commute Trip Reduction Program, which is a
program focused on sites with 100 or more employees. It is unlikely that this project will have an
employer who is an "affected employer;" however, the CTR program could provide a framework
for guiding and administering the transportation management plan for the site.
Conclusions
1. Parking Standard for Live/Work
Parking supply is per the City standards for all the residential units except the live work, for
which there is no standard. The parking standard of one stall per Live/Work unit is
comparable or exceeds the standard of adjacent jurisdictions and is consistent with the
national standard per the ITE manual.
2. Complimentary Parking
This large scale mixed use development is an exemplary project for demonstrated the
potential to reduce vehicular trips. The ability to walk between multiple businesses or from
home to business is the purpose of complimentary allowances. The design guidelines and
standards for the area are created to encourage pedestrians to walk between buildings and
uses and not to view the properties and their uses as isolated stand -alone fixtures in the
neighborhood.
Approval for the 10% complementary parking reduction is appropriate given the range of
uses on the site, the differing peak parking demand periods as discussed in the Transportation
Analysis and the potential for the internal capture of trips on the site.
In addition, on -street parking will be available on the western half of the S. 144 Street block
as part of Phase 1 street improvement. On street parking is currently available around the
corner on 42 Avenue S. The parking on 42 Avenue S. however is not visible or obvious to
visitors who are not familiar with the neighborhood. Surface lots across TM that serve
commercial business will be obvious, which may result in some unsanctioned off -site
parking.
3. Shared Parking
Staff has reviewed the parking by phases and determined that when the development is
complete, the project will meet the Zoning Code requirements for parking per the decisions
above.
Parking demand for special events could create a greater demand than supply. King County
Library System (KCLS,) and the nonprofit organized to market and schedule the community
space events, are users who will potentially have events that generate higher demand than
currently considered. They will need to be involved in an association that coordinates the
parking demand for all the site users.
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Users should be allowed access to all surface parking in order to maximize the site's
flexibility to meet the variable needs throughout the day or a week. Sharing of some of the
secure parking may also need to occur to balance the parking needs /demands across all five
parcels or to provide overflow parking during special events. In order to manage the needs,
the Transportation Management Plan will be a useful tool, and the administrator of that Plan,
will play an important role in parking for the site.
Circling and extra exiting/entering movements on City streets could occur if the parking is
full on either the north or south side of S. 144 Street. Informational signage for parking
could assist with this way finding need.
In order to assure shared parking is available in perpetuity, reciprocal access and parking
easements will be recorded against the five proposed lots.
Staff's analysis of the phasing plan shows that a deficit of parking may occur depending on
the absorption of the newly built space. The applicant also anticipates this parking
variability by phase and shows an option for temporary parking on proposed Parcel B is
developing on- street parking within the S 144 Street right of way and identifies the
possibility of approaching surrounding property owners, such as the KCLS or the Tukwila
School District, for use of their off -site parking when available.
The deficit of parking stalls due to the phasing of the development shall be addressed by the
Development Phasing Plan approved per the Disposition and Development Agreement. Any
temporary parking approved as part of the phasing plan shall be required to obtain all
applicable permits; comply with surface and storm water management requirement; and
address maintenance and performance measures.
Recommendation
1. Approve the application for a parking standard for the live /work units of one space per
unit;
2. Approve a 10% complementary use allowance;
3. Approve shared parking across proposed parcels A, B, C, D and E subject to the
following conditions:
Prior to issuance of the construction permits for Phase 1, the applicant shall:
a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File
# L13 -021) to include reciprocal parking access and maintenance easements across all
lots.
b) Adhere to the relevant procedures of the City's Commute Trip Reduction
Program (Tukwila Municipal Code 9.44,) in order to implement the required
Transportation Management Plan. The Tukwila Village Development Associates, LLC
and its successor, shall perform the role of Employee Transportation Coordinator (ETC)
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and perform that role for all businesses on the Tukwila Village site. This role shall
include providing information and incentives for alternatives modes of transportation
such as transit, carpool etc. Annual reports of the efforts and results shall be provided to
the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels
A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13-
021.)
c) Information signage shall be developed in accordance with the City's Sign Code
(TMC 19) and submitted for review and approval as part of the design review application
for Phase 3.
d) Any temporary parking approved as part of the phasing plan shall be required to
obtain all applicable permits; comply with surface and storm water management
requirement; and address maintenance and performance measures.
W: Long Range Projects \Tukwila Village\PL13- 023 \parking \complementary and use standard STA1,M(EPORT.doc
108
Staff Report
L13 -031
Page 12 of 12
i
APARTMEME
NORMANDY ,,,E3,1B-7
LEGEND:
Pt- A E 1 OWRALL SITE
Kama tra
• PLAZA
• 31.E A
itimpay BYnr nE)
PHASE 2
• aty3EANQS 6SE
PHASE 3
• WALE** 3-
LIBRARY
(BY OTHERS)
BEIM
p SEE CS FOE PROJECT 55AYMI)
CD EREAKMOIAN BY EYEBXCE BliaSE
PHASED DEVELOPMENT PLAN
15 30 GO
PARKING LEGEND
® NUMBER OF STALLS IN ROW
c COMPACT STALL
THE SAMARA
APARTMENTS
TRASH l RECYCLE SW
TEMPORARY STARING
AREA FOR POOP
10 WOE TYPE I
LANDSC•PE PEWMETER
PEOESTWAN CCMECikOON
ROUTE Tr..
1d WRE TYPE OU C:CAPE —
PPt ti
(A PLO NN
m�'L`aesl. rte rem.
NORMANDY COURT
APARTMENTS
S 144th STREET LANDSCAPE PLAN
1IYADETYPEB - SEE'SNEETP3.3G
LANDSCAPE PERPAVER
BUILDING B
UNITS -125
GARAGE PARKING STALLS - 86
l �
I
www•.•ww - .w•..•iww••w{••
RNERTON
TERRACE PEDESTRIAN CORNECRON PARKING EASEIEN5 FOR IMO
ROUTE TAP. cowry 501.1SNO AUTHORITY
The Village ARTwelk
Me Wage AST.al:.R b..e mammon Mn of art rDdpbee and phaopyho created
by mamba, al the local art mrmwMq. TM,. M ppas n0 be prominently dhpSWd at
dmiputed bones mere., TA.$ b8.., ARM* proem •R Runtime and
phaoliM the as s ■AR. Of the vibes Deem reprxrod In Ws mmanM. Td,
5044 Include the prate Mbh kind h p gram NM other bola atbnd n PM..
such as Bn Cann. 'Dame program MMB AM. Modue on S. prnbstl for
n th m. NNW Oman the batons of TM various M and rolpbe. wars Yoq MN.
description nth pace and a No WDR the WILL that Death tan TINWARE work MO
be mated e. dadde ddeiAad by the oa.. y mammon mom The Nonni
be aaamewua,dtemvain nd prmanent Mnydms,
Die Omar a mARed the s.rvbm of 5FED.m 41000art EIm1M Development) to mast
N the Myl.mmatlm of the AIaRA concept by (manna Mama& been and ,anapS
fm at &.a, IdeMBdnp admen Rios Nations and f..b.o that .0.45 S. .ppopaa
feYmponbn of art, and aomNbi Admen Tool artl Rm Dean the embus art Raba
FRE ACCESE LANE
A r00 w MOM
d
d/➢/n R. coma
BUILDING E
• UNITS -125
(».RAGO PARKING STALLS -103' 18 woE TYPES
LANDSCAPE PERIMETER
UPPER BUILDING MIME, MP
BUILDING A
UNITS 4
GARAGE PARKING STALLS -.85
_r
LOADING STALL •
BUILDING A SITE PLAN -S
SHEET P2.0
" MI
- I BE REMOVED
BUILDING
UNITS. 70
E`t(Af, RKIJIG STALLS - 49
TUKWILA VILLAGE PARKING
PHASE 1 PHASE 2
PARCEL A PARKING
GARAGE •85
SURFACE .53
TOTAL •135
PARCEL C PARKING
GARAGE • 0
SURFACE •11
TOTAL •11
UBRARY- PARCEL D
SHARE PARKING ON
PARCELS A.B,C
PHASE 1 TOTAL • 149 STALLS
PARCEL E PARKING
GARAGE •49«103. 152
SURFACE •30
SURFACE (KCHA) • 18
PHASE 2 TOTAL • 200
PHASE 3
PARCEL B PARKING
GARAGE • 88
SURFACE • 34
PHASE3TOTAL •120
S. 144TH ON-STREET PARKING • 18 STALLS
SITE TOTALS. 439 « 18 (STREET) = 487 STALLS
PLAZA SITE PLAN - SEE
SHEET P3.0
PROJECT 1LA -IR5
ME NAME LA1113 -P1D
DRAWN BY: CAVAN
OVERALL SITE
PLAN
OVERALL SITE PLAN
P1.0
BmtMB.RTO&
PARKING SUMMARY SHEET - TUKWILA VILLAGE
1
Project
Tukwila Village
City of Tukwila, WA
date
9/16/2013
Client
Bryan Park - Pacific Northern Construction
Address
Tukwila International Blvd & South 144th Street
Tukwila, WA
lot size
267,139 sf fr
zoning
Urban Renewal Overlay Zone
NCC HDR
PARKING REQUIRED BY LAND USE CODE - "COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% •'•
Code Required Parking
Admin. Varian "'"
Parking Provided
North of South 144th St
Land Use
count parking.' parking
sq feet ': ratio i stalls
J
(5% commercial reduction)
Building A (84 units) PHASE 1
Residential non - Senior 2 bed (Bldg. A)
31 1.5 47
Residential non - Senior 1 bed (Bldg. A)
39 1 39
85
Garage- B dg A
Residential non - Senior studio (Bldg. A)
10 1 10
15
Surface - Parcel A
Residential Live Work (Bldg. A)
4 1 4
100
Residential
0.95
100
100
Total Residential
Retail General 4,052 SF' (Bldg. A)
3,647 0.0025 9
23
Surface - Parcel A
Restaurant 2,885 SF' (Bldg. A)
2,452 0.01 25
0
Surface - Parcel B
Cafe 1,228 SF' (Bldg A.)
1,044 •• ••
9
Garage - Parcel B
Employee
Cafe outdoor seating 235 SF (bldg A)
118 "" ""
34
Commercial
0.95
32
32
Total Commercial
Subtotal
134
132
132
Total Provided
Building B (125 units) PHASE 3
70
Garage - Bldg. B
Residential Senior first 15 (Bldg. B)
15 1 15
0
Surface - Parcel B
Residential Senior (Bldg. B)
110
0.5 55
70
Residential
70
70
Total Residential
Retail General 1,800 sf' (Bldg B)
1,620
0.0025
4
4
Commercial
0.95
4
3
Surface - Parcel B - commercial
i
1
Garage - Parcel B Employee
Subtotal
74
74
74
Total Provided
Community Commons / Library / Plaza (0 units) PHASE 1
Coffee Shop 1,015 SF (Commons)
1,015 "• "
w
11
Surface - Parcel A
Coffee Shop outdoor seating 250 SF
125 •• "
30
Surface - Parcel B
Community Center 1,711 SF (Assembly)
1,711 0.01.' 17
10,000 0.004 I 40
11
Surface - Parcel C
Library 10,000 SF
4
Garage Parcel B
Employee
Subtotal
57
Commercial
0.95
54
56
Total Provided
"assume 90% useable floor area / 85% useable floor area for restaurant use
I
" Complimentary use - 10% of total useable area may be complimentary (no parking required)
Total useable area- north arcels 21,732
P 0.1 2,173
Complimentary exempt
2 Surface Parcel A
Principal uses : general retail, commons, library, restaurant
1
Surface Parcel B
Complimentary use - cafe / coffeshop
2,302
129 0.02
3
0.95
3
3
Total Provided
(i.e. "fast food ")
provided - exempt
1
170
Residential
170
170
Residential Provided
i
}
98
Commercial
0.95
93
•••
95
Commercial Provided
car share 1 per 200 units
209
2
2
2
Garage Parcel B
tandem
loading
2
2
2
Surface Parcel A
loading
Grand Total (North)
272
Required
267
Req'd
269
North Total Provided
w/ Comp. pkg.
w/ Comp pkg
& Admin. Variance
171
Total Garage Stalls
98
Total Surface Stalls
"'• Administrative Variance for 5% reduction of commercial
13
On- street stalls N side 144th
Justification = 13 on -street stalls provided at north side of 144th
282
Total including on -street
Total Provided induding these stalls > that Total Required ( +10 stalls)
Transit & Pedestrian Oriented Development
Ri/�9uhuenlr G
111
112
I
1
PHASE 2
Code Required Parking
No variance required
Parking Provided
South of South 144th St
----
Land Use
count L parking 1 parking
7
sq feet ratio stalls
I
I
Building D (70 Units)
Residential Senior first 15 (Bldg D)
15 1 15
Residential Senior (Bldg D)
55 0.5 28
---4--
43
Residential
43
Garage-Building D
Office 13,000 *
..... ....... .................
e
11,700 0.003 i 35
35
Commercial
6
Garage Building-D
Employee
Subtotal
............. ...
... ..
78
19
Bldg. D Surface Lot ' Employee/Guest
1•••
10
Surface Drive
Commercial
I*
78
Total Provided
Building E (125 units)
.._,...
Residential Senior first 15 (Bldg E)
....._............_...............
15 1 15
35
Garage Building E-mezzanine
Residential Senior (Bldg E)
110 0.5 55
70
35
Garage Building E - main
Community Police - 2,000 SF*
1,800 0.003 5
7
Garage Building E - main
Retail General - 1,150 SF*
1,035 0.0025 3
8
1
Surface Drive- accessible
*assume 90% useable floor area
78
78
Total Provided
4
KCHA Parking Easement
I
18
18
Surface Stalls - easement
Car share 1 per 200 uinits
195
1
I
1
Garage Building E - main
Grand Total (South)
J
175
175
I
Overflow - shared/event
25
Building E. garage main
152
Total Garage Stalls
48
Total Surface Stalls
5
On-street stalls S side 144th
205
Total including on-street
TOTAL COMBINED PHASES TUKWILA VILLAGE PARKING
w/ Admin. Variance *"
Code Required Parking
North Site Only
Parking Provided
Total On-Site Parking Required
7
442
469
On-Site
18
On-street
487
Combined Grand Total
PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S:
ON-SITE PARKING
North South
Total
STREET PARKING
' North
South
Total
Surface
98 48
146
Tuk Int Blvd
0
0
0
Garage
171 152
323
S 144th Street
13 5
18
Total
269
200
469
Total
13 5
18
Total combined parking provided
282
205
487
112
Parametrix
ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES
411 108th AVENUE NE, SUITE 1800
BELLEVUE, WA 98004 -5571
T. 425.458.6200 F. 425.458.6363
www.parametrix.com
TRAFFIC IMPACT ANALYSIS
- TECHNICAL MEMORANDUM -
Date: November 12, 2012
To: Dave McPherson
From: Carter Danne
Subject: Traffic Impact Analysis
cc: Bryan Park
Project Number: 554 -6892 -001
Project Name: Tukwila Village
INTRODUCTION
Project Description
Tukwila Village Development Associates LP intends to develop a mixed -use neighborhood center designed to
provide residences as well as neighborhood retail and resources. The developer plans to build the project in two
phases and construct five buildings in total that provide the uses shown in Table 1; building,letters are shown on
the attached site plan.
Table 1. Proposed Uses and Development Phasing
Proposed Uses
Family Apartment Units
Building Location
Phase Letter On Site Qty. Unit of Measure
1
A Northwest
84 Dwelling Units (DU)
imorto
B
eying,
1
D Southwest
60 ODU
2 B Northeast 122 ODU
2 E Southeast 128 ODU
t. il'S '
R e
uare Fe
1
A Northwest 11,000 SF
1 C Commons 3,000 SF
2 B Northeast 1,800 SF
2 E Southeast 1,200 SF
Medical Office
1 D Southwest 22,500 SF
Community Policing
1 D Southwest 2,000 SF
113
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library
onto the site into a 10,000 SF building constructed by KCLS in a west - central location and dedicated for their sole
use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard
Scope of Analysis
This technical memorandum addresses the following:
• Traffic Volumes & Parking Projections
• Transportation System Conditions
• Mitigation Fee Requirements
• Conclusions & Recommendations
Tukwila Village Development Associates LP
Traffic Impact Analysis
114
2
Figure 1
Site Vicinity Map
554- 6892 -001
November 12, 2012
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
TRAFFIC VOLUMES & PARKING PROJECTIONS
Existing Traffic Volumes
Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The
counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30
PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown
on Figure 2.
Tukwila Village Development Associates LP
Traffic Impact Analysis
Figure 2
Existing 2012
PM Peak Hour
Turning Movement Volumes
554 -6892 -001
November 12, 2012
115
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Future Baseline 2016 Traffic Volumes
The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th
Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table
2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2016 was used
to help develop an assumed annual growth rate.
Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street)
Data Years of Growth Average Daily Annual Growth
Year from 2006 Traffic (ADD from 2006
2006 - 17,100
2007 1 17,300 1.2%
2008 2 17,400 0.9%
2009 3 16,800 -0.6%
2010 4 15,500 -2.4%
2011 5 19,100 2.2%
2016 (Forecast) 10 18,057* 0.5 %'
'Forecast using linear regression
After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to
be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows
the future 2016 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes
summarized in Figure 2.
Tukwila Village Development Associates LP 554- 6892 -001
Traffic Impact Analysis 4 November 12, 2012
116
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Figure 3
Future 2016 Baseline
PM Peak Hour
Turning Movement Volumes
Trip Generation
The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed
site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips
represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions
typically experienced with mixed -use sites.
Tukwila Village Development Associates LP
Traffic Impact Analysis
554- 6892 -001
November 12, 2012
117
118
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 3. Weekday Gross Trip Generation
Proposed Uses
Compatible Land Use Code
Family Apartment Units
220 — Apartment
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing - Attached
Senior Housing — Attached Units
252 — Senior Adult Housing - Attached
Retail Space
820 — Shopping Center
Retail Space
820— Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Medical Office
720 — Medical - Dental Office Building
Community Policing
730 — Government Office Building
Daily AM Peak Hour PM Peak Hour
Phase &
Building Letter City. Total Total In Out Total In Out
1 A 84 DU 633 45 9 36 122 77 45
1 D 60 ODU 209 9 3 6 11 7 4
2 B 122 ODU 425 18 6 12 23 14 9
2 E 128 ODU 445 18 7 11 24 14 10
1 A 11,000 SF 1,389 35 21 14 126 61 65
1 C 3,000 SF . 379 10 6 4 34 17 17
2 B 1,800 SF 227 6 3 3 21 10 11
2E 1,200 SF 151 3 3 0
1 D 22,500 SF 705 52 41 11 76
2,000 SF 138 12 10 2
13 7
21
2 1
1D
,Su oferr ssivrtotudlii
Library
590 — Library
6
55
fi
1 (by KCLS)
10,000 SF 764
7
5
2
73
35
38
After the gross trip generation was projected, adjustments were made to account for the mixed -use nature of the
site and estimates of internal trips within the site. The ITE Trip Generation Handbook contains a procedure by
which to do this and that methodology was followed to project the internal capture summarized in Table 4.
Tukwila Village Development Associates LP 554 - 6892-001
Traffic Impact Analysis 6 November 12, 2012
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 4. Weekday Internal Trip Generation (Capture)
Proposed Uses
Compatible Land Use Code
Family Apartment Units
220 — Apartment
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing - Attached
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Medical Office
720 — Medical - Dental Office Building
Community Policing
730 — Government Office Building
^yfot l Qtr h - - 44
01 n
Phase &
Building Letter
City.
Daily AM Peak Hour PM Peak Hour
Total Total In Out Total In Out
1 A 84 DU
1 D 60 ODU
2 B 122 ODU
2 E 128 ODU
1 A 11,000 SF
1 C 3,000 SF
2 B 1,800 SF
2 E 1,200 SF
1 D 22,500 SF
2,000 SF
4jr
1D
78 1 0 1 10 7 3
26 0 0 0 2 1 1
52 0 0 0 4 2 2
55 1 1 0 4 3 1
168 3 1 2 15 5 10
46 1 1 0 4 1 3
27 0 0 0 2 1 1
18 0 0 0 2 1 1
35 1 1 0 3 1 2
7 1 0 1 0 0 0
Library
590 — Libra
1 (by KCLS) 10,000 SF 38
0 0 0 2 2 0
With the internal trip capture projected, the external trips (trips that would appear at the driveways) were
calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the
anticipated total driveway trips.
Tukwila Village Development Associates LP 554- 6892 -001
Traffic Impact Analysis 7 November 12, 2012
119
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 5. Weekday External Trip Generation (Total Driveway Trips)
Proposed Uses
Compatible Land Use Code
Family Apartment Units
220 — Apartment
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing - Attached
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Medical Office
720 — Medical - Dental Office Building
Community Policing
730 —
Governmen
t a Office B uildin g
Sult�oOhse tn din
'I
.r+
Library
590 —
if
Library
Daily AM Peak Hour PM Peak Hour
Phase &
Building Letter Qty. Total Total In Out Total In Out
1 A 84 DU 555 44 9 35 54 35 19
1 D 60 ODU 183 9 3 6 9 6 3
2 B 122 ODU 373 18 6 12 19 12 7
2 E 128 ODU 390 17 6 11 20 11 9
1 A 11,000 SF 1,221 32 20 12 111 56 55
1 C 3,000 SF 333 9 5 4 30 16 14
2 B 1,800 SF 200 6 3 3 19 9 10
2 E 1,200 SF 133 3 3 0 11 6 5
1 D 22,500 SF 670 51 40 11 73 20 53
1D
2,000 SF 131 11 10 1 2 1 1
1 (by KCLS) 10,000 SF 726
r
7 5 2 71 33 38
Sub otatofiPhase:
�TotajityA u s,9
,aea,zsw.�e,rw ..._.
Ll
-o"
The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips.
Pass -by trips are trips to /from sites where the vehicle was already on the street and as it is passing by the site, the
driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips,
where the primary purpose of the vehicle trip was to travel to and from the site.
Only the 17,000 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the
retails uses were as follows:
• 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE
Trip Generation Handbook),
• 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the
peak hours), and
• 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak
hour trend).
The regression equation was used rather than the average pass -by percentage because the pass -by data for
shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail
decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than
a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the
morning (i.e., a pass -by trip). The result of applying the above pass -by rates to the external trip generation for the
retail uses is summarized in Table 6 below.
Tukwila Village Development Associates LP 554- 6892 -001
Traffic Impact Analysis 8 November 12, 2012
120
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 6. Weekday Pass -By Trip Generation
Proposed Uses
Compatible Land Use Code
Family Apartment Units
220 — Apartment
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Retail Space
820 — Shopping Center
Daily AM Peak Hour PM Peak Hour
Phase &
Building Letter Qty. Total Total In Out Total In Out
1A 84 DU 0 0 0 0 0 0 0
1 D 60 ODU 0 0 0 0 0 0 0
2 B 122 ODU 0 0 0 0 0 0 0
2 E 128 ODU 0 0 0 0 0 0 0
1 A 11,000 SF 672 21 13 8 72 37 35
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Medical Office
720 — Medical - Dental Office Building
Community Policing
730 — .Government Office Build'
1 C 3,000 SF 183 6 4 2 20
2 B 1,800 SF 110 3 2 1 12 6 6
2 E 1,200 SF 73 3 1 2
1 D 22,500 SF 0 0 0
1 D 2,000 SF 0 0 0
10
10
Library
590 — Libr
Ott
7
4
3
0
0
0
0
0
0
0
0
1 (by KCLS) 10,000 SF 0 0 0 0 0 0 0
4f
The proposed Tukwila Village development would attract 1,038 daily pass -by trips, of which 33 would occur
during AM peak hour and 111 would occur during the PM peak hour.
As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are
referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips
in Table 5 from the external trips in Table 7.
Tukwila Village Development Associates LP 554 -6892 -001
Traffic Impact Analysis 9 November 12, 2012
121
TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 7. Weekday New Trip Generation
Proposed Uses
Compatible Land Use Code
Family Apartment Units
220 — Apartment
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing- Attached
Senior Housing — Attached Units
252 — Senior Adult Housing - Attached
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Retail Space
820 — Shopping Center
Medical Office
720 — Medical - Dental Office Building
Community Policing
730 — Government Office Building
�i b1 °talWO
4 "w
Library
590 — Library,
Phase &
Building Letter
Qty.
Daily AM Peak Hour PM Peak Hour
Total Total In Out Total In Out
1 A 84 DU 555 44
1 D 60 ODU 183 9
2 B 122 ODU 373 18
2 E 128 ODU 390 17
1 A 11,000 SF 549 11
1 C 3,000 SF 97 3
2 B 1,800 SF 10 2
2 E 1,200 SF 193 1
1 D 22,500 SF 670 51
2,000 SF 131 11
1D
U!
f Subtotal
Total with"
?4,10§ f} y+
a4 �,.'+4. x�,� r�,.a ei Y4� }. .,,. I� r? ✓, �tFt Y- u��eTs�.}�..�t�a
1 (by KCLS) 10,000 SF 726 7
9 35 54 35 19
3 6 9 6 3
6 12 19 12 7
6 11 20 11 9
7 4 39 19 20
2 1 10 6 4
1 1 7 3 4
1 0 4 2 2
40 11 73 20 53
10 1 2 1 1
x�$�rj81 87,
5 2 71 33 38
S
The proposed Tukwila Village development would generate 3,877 new daily trips, of which 174 would occur
during the AM peak hour and 308 during the PM peak hour.
Trip Distribution and Assignment
Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system,
professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and
assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips
are estimated to travel to /from the site in the following pattern:
• 25 percent to /from the north on TIB towards Seattle.
• 25 percent to /from the west on S 144th Street towards nearby neighborhoods and Military Road S.
• 25 percent to /from the east on S 144th Street towards nearby neighborhoods.
• 25 percent to /from the south on TIB towards the City of SeaTac and State Route 518.
Pass -by traffic to /from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were
located on the site as well as the volume being carried in the future baseline 2016 traffic streams on TIB and
S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive
from both TIB and S 144th Street:
• 43 percent from southbound TIB
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TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
• 26 percent from northbound TIB
• 17 percent from westbound S 144th Street
• 14 percent from eastbound S 144th Street
For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th
Street. Given that, the Phase 2 pass -by traffic was distributed as follows:
• 54 percent from westbound S 144th Street
• 46 percent from eastbound S 144th Street
Lastly, because the project site provides non - motorized system improvements in project vicinity, crosswalk
volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For
comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the
number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per
hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP)
Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative
difference reflects the change from an undeveloped condition to a suburban development condition.
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Legend
IS Trip Distribution Percentage
xxx Daily Trips
x S • x Peak Hour Trips
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Figure 4
New Project Trips
Distribution and Assignments
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1'IdiG'4P�+.
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Figure 5
Pass -By Project Trip
Assignments
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Future 2016 With Project Volumes
The trip assignments of new and pass -by traffic were added to the future 2016 baseline PM peak hour volumes
shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These
volumes were used to assess the transportation system conditions with the project.
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14
Figure 6
Future 2016 with Full Build -Out
PM Peak Hour
Turning Movement Volumes
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Parking Generation
ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site
uses were matched as close as possible to the data available. The parking demand estimates were compared to the •
proposed parking supply. A total of 431 parking stalls would be provided on -site of which 293 would be in-
building (garages) and 138 spaces would be surface parking stalls. Additionally, 23 on -street parking spaces
would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday.
Table 8. Peak Parking Demand by Individual Use
Proposed Uses
(Compatible ITE Land Use Code)
Family Apartment Units
84 Dwelling Units
(Code 221 - Low /Mid -Rise Apartment)
Senior Housing — Attached Units
310 Occupied Dwelling Units
(Code 252 — Senior Adult Housing — Attached)
Retail Space
17,000 Square Feet (SF)
(Code 820 — Shopping Center)
Library
10,000 SF
(Code 590 — Library)
Medical Office
22,500 SF
(Code 720 — Medical - Dental Office Building)
Community Policing
2,000 SF
(Code 730 — Government Office Building)
Peak Parking Demand
Peak Parking
Demand
Characteristics Spaces
1.42 spaces
per dwelling unit
minus 38 spaces
0.59 spaces
per dwelling unit
Hours of Day
Parking Peaks
81 Overnight
(12:00 AM -5:00 AM)
183
Overnight
(12:00 AM -5:00 AM)
3.76 spaces
per 1,000 SF
64 Noon -1:00 PM
3.14 spaces
per 1,000 SF
3.40 spaces
per 1,000 SF
minus 13 spaces
31 7:00 PM -8:00 PM
64 10:00 AM -Noon
4.15 spaces
per 1,000 SF
8 10:00 AM -11 :00 AM
The sum of the above peak parking demands for the individual uses total 431 parking spaces (and the amount of
on -site parking satisfies that amount) and because parking peaks at different times of the day, the actual maximum
peak parking demand is less than 431 parking spaces, and would peak at 281 parking spaces in use in the evening
from 6:00 PM to 7:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the
day using data from ITE.
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TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 9. Hourly Variation of Parking Demand
Percent of Peak Parking Demand
Family Senior Medical -
Hour Apartment Housing- Dental
Beginning Units' Attached2 Retail3 Library's Offices
12:00 AM 100% 100% 9%
1:00 AM 100% 100% 9%
2:00 AM 100% 100% 9%
3:00 AM 100% 100% 9%
4:00 AM 100% 100% 9%
5:00 AM 96% 96% 9%
6:00 AM 92% 92% 9%
7:00 AM 74% 74% 5% 18%
8:00 AM 64% 64% 18% 16% 64%
9:00 AM 34% 34% 38% 45% 85%
10:00 AM 32% 32% 68% 52% 100%
11:00 AM 31% 31% 91% 70% 100%
12:00 PM 30% 30% 100% 58% 88%
1:00 PM 31% 31% 97% 79% 81%
2:00 PM 33% 33% 95% 78% 90%
3:00 PM 37% 37% 88% 84% 93%
4:00 PM 44% 44% 78% 58% 86%
5:00 PM 59% 59% 62% 49%
10'P 69% ° , „ao/o,,,, i i5 'WI,
7:00 PM 66% 66% 77% 100%
8:00 PM 75% 75% 70% 72%
9:00 PM 77% 77% 42%
10:00 PM 92% 92% 9%
11:00 PM 94% 94% 9%
Site
Community Parking
Policing6 Demand
270
270
270
270
270
257
246
215
233
189
216
233
224
225
235
246
245
2248
s�1;
255
265
230
252
254
52%
59%
79%
83%
100%
92%
77%
59%
71%
78%
72%
46%
1 For the family apartment units, the daily distribution for Low /Mid -Rise Apartment (ITE Land Use 221) was used, however, that
data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental Townhouse (ITE Land Use 224) was used for
parking between 9:00 AM and 4:00 PM.
2 For the senior housing- attached units, no daily distribution data is available in ITE for Senior Housing- Attached (Land Use 252).
Therefore, the assumed daily distribution for family apartment units was used.
3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non - Friday, non -
December weekday was used. To account for live -in tenants at the live /work spaces, 9 percent of the peak parking demand was
assumed, which amounts to 6 parking spaces and is equivalent to an increase of 4 apartment units generating additional
overnight parking demand from 10:00 PM to 7:00 AM.
4 Used data for Library (ITE Land Use 590).
5 Used data for Medical - Dental Office Building (ITE Land Use 720).
6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00
PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00
PM to 7:00 PM.
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Note that the above parking demand estimates have not been adjusted for the mixed -use nature of the site and the
internal capture between uses, which would reduce the peak parking demand. The daily trip generation would
experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely
occur for the peak parking demand.
One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus
stops on Tukwila International Boulevard and S 144`h Street in the site vicinity (sf.e the Transportation System
Conditions section for detailed information about the routes and stop locations).
With the overall site peak parking demand peaking at 281 parking spaces, and 431 on -site parking spaces being
provided, the proposed parking supply would be adequate.
TRANSPORTATION SYSTEM CONDITIONS
Street Descriptions
The street characteristics in the project vicinity along the project frontage are described in Table 10.
Table 10. Existing Street Characteristics in Project Vicinity
Street Name
Functional
Classification
Posted
Speed Limit
Travel Lanes
Tukwila International Boulevard
Principal
S 144th Street
Collector
40 mph
25 mph
Two through lanes in each direction
with left -turn lanes and right -turn pockets
at S 144th Street.
One through lane in each direction
with left -turn lanes at TIB.
Non - Motorized
System
Improvements
Sidewalks on both sides of the street, but no bike
lanes.
Signalized crosswalks are provided at the east
and west legs of the TIB /S 144th Street
intersection. An unsignalized mid -block crosswalk
with overhead flashing beacons is also provided
north of S 144th Street across TIB.
Transit Service
Options
Bus stops for King County Metro Route 124 are
located on the east side of TIB north of S 144th
Street and on the west side of TIB south of S
144th Street.
Metro Route 124 operates on 30- minute
headways on weekdays and connects to both
SeaTac and downtown Seattle.
West of TIB, there are sidewalks and bike lanes
on both sides.
East of TIB, there is continuous sidewalk along
the north side and intermittent sidewalk along the
south side. There are no bike lanes currently
along either side.
Signalized crosswalks are provided at the north
and south legs of the TIB /S 144th Street
intersection. An unsignalized crosswalk is also
provided at the east leg of the S 144th Street/41st
Avenue S intersection.
Bus stops for King County Metro Route 128 are
located on the north side of S 144th Street east of
42nd Avenue S and on the south side of S 144th
Street west of TIB.
Metro Route 128 operates on 30- minute
headways on weekdays and connects Tukwila to
West Seattle.
Crash History
The five -year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be
unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering
vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough
to cause fatalities. Table 11 summarizes the five -year crash history.
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TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Table 11. Five -Year Crash History — Crash Rate and Severity
Study Area Facilities
?St eetsI tersect10its; -r
Exposure Rate
Severity
Est .2 Crashes
Daily Crashes per Million Property
Total Time Volume per Entering Damage Personal
Crashes (years) (veh) Year Vehicles Only Innury Fatality
Tukwila International Blvd. (TIB)
at S 144th Street
S 144th Street
at 41st Avenue S 3 5 5810 0.0
22
5
20330
4.4
0.6
15
7
0
0.0
r�.
Stree�y,,�� d f {{ 1 F f
t 8� ��_ .;nt, «Jrj`L �. .r a _ 4 °�,)el�,llL,f
TIB between: 20- 5 �� 13180 4.0 08 16 4
S 142nd Street and S 144th Street
TIB between:
S 144th Street and S 146th Street
S 144th Street between:
TIB and 41st Avenue S
S 144th Street between:
41st Avenue S and 42nd Avenue S
22 5 15120 4.4 0.8 14 8
4 5 5700 0.8 0.4 3 1
6 5 5560 1.2 0.6 5 1
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1 City of Tukwila records from July 1, 2007 through June 30, 2012.
2 Assumes that the daily volume entering the intersection Is approximately 10 times p.m. peak hour volume.
3 - Last reported crash here occurred prior to this 5 -year reporting period.
The types of crashes were also summarized and those have been summarized in Table 12. The most frequently
occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go
traffic.
Table 12. Five -Year Crash History — Crash Types
Study. Area Facilities
Crash Type
Fixed
Object
Approach Head or Parked Rear Right
Turn On Backing Vehicle End Angie
Side-
swipe
Pedestrian
or Cyclist
Involved
Tukwila International Blvd. (TIB)
at S 144th Street
S 144th Street
at 41st Avenue S 3
ireetments
3
9 3
4
3
TIB between:
S 142nd Street and S 144th Street
16
1
TIB between:
S 144th Street and S 146th Street
S 144th Street between:
TIB and 41st Avenue S
S 144th Street between: 1 1 1 3
41st Avenue S and 42nd Avenue S
Study Area Total Crashes 4 1 2 3 41 6 12
1
2
1 10 2 6
2
1
3
Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16%
7%
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TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED)
Level of Service at Intersections
Traffic operations were studied at the proposed site driveway intersections and the public street intersections of
TIB /S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked
with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations
and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the
Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed
by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on
Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below.
Table 13. Intersection Level of Service Conditions
Intersection
Tukwila International Boulevard at
S 144th Street
S 144'" Street at 41st Avenue S /East Drive
Northbound Approach
Southbound Approach
Existing 2012 Future 2016 Baseline Future 2016 with Prolecf
LOS Delay ' LOS Delay LOS Delay
C 35.0 D 36.1 D 38.9
B 13.1 B
B 12.1 B
13.3 C 23.5
13.2 C 23.9
Tukwila International Boulevard at
at North Drive (Westbound Approach)
Tukwila International Boulevard at
at Main Drive (Westbound Approach)
S 144'" Street at
South Drive (Northbound Approach)
A 8.9
A 9.0
C 19.4
None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade
from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila
Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore,
all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve
the LOS condition at the study intersections.
Driveway Channelization
The proposed driveways operate at acceptable LOS with the channelization shown on'the site plan. The Tukwila
Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for
evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and
uses the most current edition of A Policy on Geometric Design of Highways and Streets by the American
Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO
does not have quantitative guidelines for recommending right -turn channelization and the City's standards
indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative
guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference.
The greatest potential need for left -turn channelization on a public street to serve movements into the project site
would occur at the S 144th Street/East Drive/41 st Avenue S intersection. In reviewing the AASHTO guidelines
and extrapolating for a 30 -mph operating speed, the combination of left -turn volumes, advancing and opposing
volumes at the East Drive intersection do not warrant the a left -turn lane.
The greatest potential need for right -turn channelization on a public street to serve movements into the project
would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would turn into the Main Drive
with 526 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes
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and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design
Manual Exhibit 1310 -19 in developing recommendations for right -turn lanes when multilane facilities have
posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull -out in close
proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive.
Driveway Sight Distances
The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway
locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are
recommended. It is recommended that sight distance triangles be regularly maintained.
Driveway Access Spacing & Corner Clearances
The proposed driveways were located based on site constraints and access spacing and corner clearance
requirements. Note: The East Drive/41st Avenue S was not checked because it exists in that location today. Table
14 summarizes the distances between intersection corners and accesses.
Table 14. Access Spacing and Corner Clearance
Access
North Drive
Main Drive
South Drive
Corner Clearance
530 feet edge to edge from TIB
(560 feet centerline to driveway center)
70 feet edge to edge from S 142nd Street
(110 feet centerline to driveway center)
230 feet edge to edge from S 144th Street
(260 feet centerline to driveway center)
140 feet edge to edge from TIB
(195 feet centerline to driveway center)
Access Spacing
270 feet edge to edge
from Main Drive
270 feet edge to edge
from North Drive
180 feet edge to edge
from East Drive /41st Avenue S
MITIGATION FEE REQUIREMENTS
Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate
share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of
Tukwila.
CONCLUSIONS & RECOMMENDATIONS
The proposed Tukwila Village would not create significant adverse impact on the transportation system. The
primary recommendations are:
• Maintain clear sight triangles
• Pay for the project's proportionate share impacts via the City's traffic impact fee program
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TUKWILA VILLAGE Revised
PHASED DEVELOPMENT PLAN 10/04/2013
PROPOSED PHASED DEVELOPMENT SCHEDULE
PHASE
PHASE 1:
PHASE 2:
PHASE 3:
Milestone Target Date
Design Review Application Submittal 06/01/2013
Design Review Approval 10/31/2013
Grading & Foundation Permit Application Submittal 11/01/2013
Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013
Building Permit Application Submittal 12/01/2013
Grading & Foundation Permit Issuance 02/01/2014
Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014
Commence Grading, Foundation & Engineering Work 02/15/2014
Building Permit Issuance 04/01/2014
Commence Building Construction 05/01/2014
Construction Completion / Issuance of Certificate of Occupancy 04/30/2015
Design Review Application Submittal 11/01/2013
Design Review Approval 01/31/2014
Grading & Foundation Permit Application Submittal 02/01/2014
Engineering Permit Application Submittal (Utilities & Frontage Improvements) 02/01/2014
Building Permit Application Submittal 03/01/2014
Grading & Foundation Permit Issuance 05/01/2014
Engineering Permit Issuance (Utilities & Frontage Improvements) 05/01/2014
Commence Grading, Foundation & Engineering Work 05/15/2014
Building Permit Issuance 07/01/2014
Commence Building Construction 08/01/2014
Construction Completion / Issuance of Certificate of Occupancy 09/30/2015
Grading & Foundation Permit Application Submittal 11/01/2013
Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013
Grading & Foundation Permit Issuance 02/01/2014
Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014
Commence Grading, Foundation & Engineering Work 02/15/2014
Design Review Application Submittal 07/01/2014
Design Review Approval 09/30/2014
Building Permit Application Submittal 12/01/2014
Building Permit Issuance 04/01/2015
Commence Building Construction 05/01/2015
Construction Completion / Issuance of Certificate of Occupancy 04/30/2016
.4rrpeiradu-e
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